Radnor sends Villanova plans for new dorm, parking back to planners

After hearing testimony from Villanova officials, a planner hired by nearby residents and from numerous residents—many wearing orange NoVU stickers — the Radnor Board of Commissioners sent the university’s proposal to change the township’s zoning code back to the Planning Commission.

That move was at the recommendation of township Solicitor John Rice.

Commissioner John Fisher was the sole vote Monday night against sending the massive zoning change back to the Planning Commission, which had voted in May not to recommend the Planned Institutional ordinance, which would also affect other colleges within the township. Board President Elaine Schaefer recused herself from the vote because of a conflict.

Afterward Fisher explained that he would have preferred that the BOC make changes to the zoning ordinance itself, rather than sending something back that is “virtually identical” to what the planners turned down.

“We had the power to recommend changes but not the political will,” said Fisher. “We punted it back to the Planning Commission.”

Fisher, who was heavily involved in changes to the zoning for the Garrett Hill neighborhood, said he was swayed by what he heard from E. Van Rieker, a planner hired by the Villanova residents who have organized to oppose the project.

“Planners look through a different lens,” said Fisher. “When a planner warns you of unintended consequences, you should take it to heart.”

Nicholas Caniglia, the lawyer for Villanova, presented a list of changes the university’s architects had made to the zoning ordinance since the Planning Commission turned thumbs down.

Villanova would like to put a new dormitory, performance hall and parking garage in a parking lot on the south side of Lancaster Avenue. They also plan a pedestrian bridge from the SEPTA station that would cross Lancaster Avenue to the steps of St. John of Villanova Church.

Christopher Kovolski, assistant to the president, said that the school has heard the residents’ and township officials’ comments and made changes to their original plan.

Caniglia said the plan would bring 1,200 students back on campus from area apartments and their cars into the planned parking garage, reducing traffic. The heights of various proposed buildings would be reduced and setbacks from the right-of-way increased from the original proposal.

Ten acres of asphalt without any water management would gain a system to prevent runoff, he said. And retail space will not be more than 5 percent of the total building, he said.

Also, various safeguards are addressed in the ordinance to make sure that other colleges that want to use it will need to go through a similar land development process and the ordinance states that it can only be used once by each school.

During the meeting, Fisher noted that the parking garage is more than double what is recommended by the Delaware County Planning Commission. Already, Lancaster Avenue is “gridlocked” when there are football or basketball games, he said.

Caniglia compared the plan to the Wayne Business District Overlay, but Fisher shot back, “there is quite a difference between the Wayne Business Overlay and this portion of the township.”

Commissioner Kevin Higgins noted that the dormitories would be smaller but the number of students were the same.

Kovalski said they would be reduced from four to five stories in height.

All the new buildings will be stone “collegiate gothic style” to blend in with Villanova’s other structures, he said. And the architects have reduced the building heights from 65 feet to 38 feet for the garage and from 55 feet to 45 feet for the residence halls. Also, the performing arts center will now be 50 feet instead of 65 feet, he said. Setbacks would be a minimum of 35 feet from the right-of-way, he said.

During an earlier conversation, Kovalski explained that Villanova is in fierce competition with other colleges to attract the “best and brightest” students.

“Students demand more housing on campus,” he said. While Villanova offers high standards and small class sizes, it needs to offer on campus housing to “complete the living and learning experience” for its students.

Meanwhile, Rieker, the residents’ planning consultant, said that while the university has “laudable goals” to do something with the “dreadful parking lot,” their proposed Planned Institutional Zoning is too broad.

“When it comes to zoning, you can’t trust anybody,” said Rieker. “The words have to mean what they mean.”

He suggested that the buildings be put further back onto the property so they don’t interfere with the neighbors’ “sky exposure.”

“We believe this ordinance is not ready for adoption,” said David Onorato, the residents’ lawyer. He suggested that the township hire a special planner to advise it. Fisher agreed that the township should perhaps hire an independent planner and said township officials had “mis-stepped.”

At that, township Manager Robert Zienkowski jumped in to defend his employees.

“The Board of Commissioners are debating and you don’t have a voice on this,” Fisher told him.

“I don’t like you taking shots at the staff,” Zienkowski said. Someone in the audience called out “and the taxpayers.”

Fisher retorted, “When new information is presented and you maintain the course, you’re going to hit the ice berg.”

At that point, Commissioner James Higgins, who was running the hearing for Schaefer, held up the gavel and told the participants to “calm down a little bit.”

Several members of the public spoke in favor of Villanova’s plan, as did some Villanova students and alumni.

But others remained steadfastly against it.

Richard Leonardi pointed out that the university’s 500-page traffic study does not take into account the plans for offices, apartments and a restaurant at the BioMed site just down Lancaster Avenue at King of Prussia Road. He also brought out that the plans call for a long parking lot behind Aldwyn Lane that he said would send runoff into the residential area. He also complained that the pedestrian bridge was poorly designed for many intended walkers and “the odds are that any of these people will the bridge are very slim.”

Roberta Winters, of the League of Women Voters, gave the commissioners a letter stating that group’s position, and suggesting the development will have a large impact on the township in many ways including the demographic change of many more younger people living in the dorms.

“The whole may be far greater than the than the sum of the individual changes,” Winters wrote. “Many trees have been cut, viewsheds marred, traffic congestion increased, storm water conditions exacerbated and buildings built that appear out-of-scale. While development may provide increased local revenue and permit fees may temporarily fund staff, residents may never stop paying the long-term cost.”